3219 County Road 1045 · Wylie, TX 75442

$240,000

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 31 Days on market

Built 2025 Good condition 0.29 ac lot Est $229k · at est. ↓ 8% since listing

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.3/30.0
• ARV discount +5.3/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW MANUFACTURED HOME IN FARMERSVILLE, TX! Lavon Beach Estates Community Step into modern living with this stunning 4 Bedroom | 2 Bathroom | 1,475 Sq Ft home sitting on a spacious 0.28-acre lot! This property includes both the home and the land—no lot rent, no leasing. Enjoy full ownership and the freedom that comes with owning your own land. This home offers the perfect blend of comfort, style, and space — designed for the way you live today. The open-concept layout, bright natural lighting, and seamless flow from kitchen to living area make it perfect for entertaining or relaxing with family. 4 spacious bedrooms 2 full bathrooms 1,475 sq ft of smart layout design 0.2828-acre lot — room to enjoy outdoor living Located in the peaceful Lavon Beach Estates community The primary suite provides a private retreat, while the additional bedrooms offer flexibility for family, guests, or a home office. Move-in ready and located in a growing area with easy access to nearby cities while still enjoying a quiet, small-town atmosphere.

Key facts

• Never lived in home
• New construction
• Backs to lake lavon

Tags

• NEVER LIVED IN HOME
• FARMERSVILLE COUNTRYSIDE
• BACKS TO LAKE LAVON
• NEW CONSTRUCTION
• OPEN LIVING AND KITCHEN
• LARGE DINING AREA

Property features AI

Finance

• Other: Property is non-attached and has no accessory unit; Multi-parcel ID: Yes
• Financial info: Listing eligible for Cash, Conventional, FHA, USDA and VA financing
• HOA & community: No association

Exterior

• Parking: Detached carport; 2 covered parking spaces; 2 carport spaces; Driveway with gravel surface
• Security: No surveillance devices reported
• Utilities: Aerobic septic system; Septic; Private water; Co-op electric; No municipal utility district
• Home design: Residential mobile home; One story; New construction completed in 2025; Shingle roof; Subdivision: Lavon Beach Estates
• Construction: Vinyl siding and other exterior materials; Built in 2025 (new construction - complete)
• Exterior features: Interior lot; Lot dimensions approximately 125' x 100'; No fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen island
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with walk-in closet (15 x 13)
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 2 full bathrooms; Primary ensuite bathroom (7 x 13); Secondary bathroom (5 x 8)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Kitchen island; 8 total rooms; 1 living area; 1 dining area
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1 ($-16/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.6% below list).
• Recommended offer: $210k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Wylie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tatum El (519 students, 64% FRL); Farmersville J H (math 42% / reading 46%, grade D, #512 of 1,662 statewide, top 32%, 327 students, 59% FRL); Farmersville H S (math 32% / reading 57%, grade F, #652 of 1,632 statewide, top 43%, 670 students, 53% FRL) — zoned schools average 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 418 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,781 (12.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $228,625
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3060 County Road 1044 Dr	0.08mi	5/2.0 (+1)	1,512 (+2%)	18mo	$235,000	$155	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-38,942
• Equity at exit: $35,785

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-33,890
• Equity at exit: $20,751

Cash invested: $67,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75442

• Home prices YoY: -8.3%
• Active inventory: 418
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-1

Break-even live

Break-even rent $2,099

Max offer price $239,810

Occupancy floor 95%

Sensitivity live

Price	-10% $165	-5% $82	+0% $-1	+5% $-84	+10% $-167
Rent	-10% $-167	-5% $-84	+0% $-1	+5% $82	+10% $164
Rate	-1.0pp $120	-0.5pp $60	base $-1	+0.5pp $-64	+1.0pp $-127

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3815 Cisco Dr Farmersville, TX	3.0	2.5	1589	$2,000	$1.26	21d	1	1.21mi
3138 Texoma Blvd Farmersville, TX	4.0	2.0	1550	$1,850	$1.19	26d	1	1.25mi
3916 White Rock Dr Unit NA Farmersville, TX	3.0	2.5	1585	$1,996	$1.26	45d	1	1.27mi
3705 Ray Roberts Dr Farmersville, TX	4.0	2.0	1803	$2,195	$1.22	21d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $240,000 Active 31 DOM
2. 2026-06-18
   days on market $240,000 Active 28 DOM
3. 2026-06-17
   days on market $240,000 Active 27 DOM
4. 2026-06-16
   days on market $240,000 Active 26 DOM
5. 2026-06-15
   days on market $240,000 Active 25 DOM
6. 2026-06-13
   days on market $240,000 Active 23 DOM
7. 2026-06-13
   days on market $240,000 Active 22 DOM
8. 2026-06-09
   days on market $240,000 Active 19 DOM
9. 2026-06-08
   days on market $240,000 Active 18 DOM
10. 2026-06-07
    pricedays on market $240,000 Active 17 DOM
11. 2026-06-04
    days on market $249,900 Active 14 DOM
12. 2026-06-03
    days on market $249,900 Active 13 DOM
13. 2026-06-02
    days on market $249,900 Active 12 DOM
14. 2026-06-01
    days on market $249,900 Active 11 DOM
15. 2026-05-31
    days on market $249,900 Active 10 DOM
16. 2026-04-27
    listed $260,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    BRAND NEW MANUFACTURED HOME IN FARMERSVILLE, TX! Lavon Beach Estates Community Step into modern living with this stunning 4 Bedroom | 2 Bathroom | 1,475 Sq Ft home sitting on a spacious 0.28-acre lot! This property includes both the home and the land—no lot rent, no leasing. Enjoy full ownership and the freedom that comes with owning your own land. This home offers the perfect blend of comfort, style, and space — designed for the way you live today. The open-concept layout, bright natural lighting, and seamless flow from kitchen to living area make it perfect for entertaining or relaxing with family. 4 spacious bedrooms 2 full bathrooms 1,475 sq ft of smart layout design 0.2828-acre lot — room to enjoy outdoor living Located in the peaceful Lavon Beach Estates community The primary suite provides a private retreat, while the additional bedrooms offer flexibility for family, guests, or a home office. Move-in ready and located in a growing area with easy access to nearby cities while still enjoying a quiet, small-town atmosphere.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,174
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$6,982
• Taxable loss: −$4,080
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $963/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 11 photos

Good 80/100 None rehab

This never-lived-in manufactured home is in excellent condition with modern finishes and a good layout. It's ready for immediate occupancy and can be enhanced with minor cosmetic upgrades to boost its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrading the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.67%
• Current HPI: 304.6738
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-7.7% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $240,000 NTREIS
• 2026-05-21 Listed $249,900 NTREIS
• 2026-04-27 Listed $260,000 Fizber.com